The Renters' Rights Act is the most significant reform to landlord law since the Housing Act 1988. It received Royal Assent in October 2025 and Phase 1 comes into force on 1 May 2026. At Prop Home, we're committed to making sure every landlord we work with is fully prepared, protected and compliant.
What Is The Renters' Rights Act?
The Renters' Rights Act is a wide-ranging piece of legislation designed to improve standards across the Private Rented Sector. While the Government's intention is to give tenants greater security, the Act also brings new responsibilities and opportunities for landlords — and it's important you understand both.
Here is a summary of the key changes the Act introduces:
Section 21 Abolished
You can no longer serve a "no-fault" eviction notice. All possession must now be sought through Section 8 with a valid legal ground.
Section 8 Expanded
New and updated possession grounds give you a clear legal route to reclaim your property when you have a valid reason.
No More Fixed-Terms
All tenancies become rolling periodic agreements. Your tenants stay until either party gives proper notice.
Annual Rent Reviews Only
Rent increases can only happen once a year via a formal Section 13 notice. No other method is legally valid.
Pets Must Be Considered
You must consider all pet requests from tenants and respond within 28 days. Blanket refusals are no longer allowed.
Discrimination Banned
Refusing tenants because they receive benefits or have children is now formally illegal under the Act.
Landlord Ombudsman
All private landlords must join a new Government-backed ombudsman scheme for impartial dispute resolution.
Decent Homes Standard
For the first time, the Decent Homes Standard will apply to all private rental properties across England.
Implementation Timeline
The Act is being introduced in three phases. Phase 1 is the most significant and affects you immediately — but being aware of what's coming in Phases 2 and 3 allows you to plan ahead with confidence.
The Core Changes
- Section 21 no-fault evictions abolished
- All fixed-term tenancies convert to periodic tenancies
- Rent increases limited to once per year via Section 13
- Rental bidding wars banned — no above-asking offers
- Rent in advance capped at one month
- Discrimination against families and benefit claimants banned
- Tenant right to request a pet formalised
- Enhanced local authority enforcement powers in force
Landlord Registration
- Private Rented Sector database launched — all landlords must register
- Landlord ombudsman scheme becomes operational
- Prop Home will manage registration on your behalf
Property Standards
- Decent Homes Standard formally applied to all PRS properties
- Full enforcement of new property standards regime
Phase 1 In Detail
The End of Fixed-Term Tenancies
From 1 May 2026, all assured shorthold tenancies — including any fixed-term agreements currently in place — will automatically convert to periodic assured tenancies. This means your tenancies will no longer have a fixed end date.
As a landlord, you must now give four months' notice to end a tenancy. Your tenant only needs to give two months' notice. Prop Home will manage all notice processes on your behalf.
Section 21 Is Abolished — What This Means For You
You can no longer serve a Section 21 "no-fault" notice to regain possession of your property. Instead, you must use a Section 8 notice and provide a specific legal ground for possession — such as rent arrears, anti-social behaviour, or wishing to sell or move into the property.
Important: Using the wrong possession ground will result in your court application being rejected, causing significant delays and additional costs. Prop Home will handle all Section 8 notices correctly on your behalf.
Annual Rent Reviews Via Section 13
You can only increase rent once per year, using a formal Section 13 notice. Any rent review clauses in existing contracts, or renewal-based increases, are no longer valid. Prop Home will manage your annual rent review process and ensure all notices are served correctly and on time.
"Every landlord now has the right to review their rent every single year — and with costs continuing to rise, you absolutely should. The key is doing it correctly, with proper notice and clear market evidence behind any increase." — Prop Home, Property Management Specialists · Sheffield
Rent Increases Can Be Challenged
Tenants have the right to challenge a Section 13 rent increase at the First-tier Tribunal if they believe it is above market rate. This makes it more important than ever to base any increase on clear, local market evidence — something Prop Home will prepare for you as part of your annual review.
Bidding Wars Banned & Rent in Advance Capped
You can no longer accept offers above the advertised asking price. Additionally, you may only collect one month's rent in advance — the traditional practice of taking six weeks upfront is no longer permitted. If you currently let to students or international tenants, speak to Prop Home about alternative protection options.
Pets & Anti-Discrimination Rules
You must fairly consider all pet requests from tenants and respond within 28 days. Refusing a tenant because they receive housing benefit or have children is now formally illegal. Prop Home will guide you on what constitutes reasonable grounds for refusal — and ensure your property is never marketed in a way that breaches the new rules.
What This Means For You As a Landlord
Longer Possession Timelines
Section 8 possession proceedings are more complex and typically take longer than Section 21 cases. With courts under increasing pressure, you should plan for longer timelines if you ever need to regain your property. This makes thorough tenant referencing — and rent protection insurance — more important than ever.
The Importance of Rent Protection Insurance
With possession taking longer and Section 13 appeals possible, your rental income is more exposed than it has ever been. Rent protection insurance covers your income during any possession proceedings, giving you financial security while the legal process runs its course. Prop Home can arrange this cover for you — ask us for details.
Every landlord on our books should now have rent protection insurance in place before 1 May 2026. The cost is modest — the peace of mind is priceless. Call us on 0345 86 86 868 to discuss your options.
Your Property Standards
With the Decent Homes Standard coming in Phase 3, now is a good time to review the condition of your property. Prop Home can carry out a property assessment and identify any works that might be required — helping you get ahead of the requirements before they become mandatory.
How Prop Home Supports You
At Prop Home, we don't just manage your property — we protect your investment. Here's exactly how we'll support you through every stage of the Renters' Rights Act:
Full Tenancy Management
We handle all aspects of your tenancy — from correctly converting existing agreements to periodic tenancies, to serving Section 13 rent review notices on time and in the right format. You don't need to worry about paperwork or compliance.
Section 8 Possession Handling
If you ever need to regain possession of your property, we will identify the correct legal grounds, prepare the notice correctly, and support you through the process. Getting this right from the start avoids costly delays.
Annual Rent Reviews
We will proactively review your rent every year, research local market rates, and serve your Section 13 notice correctly. We'll also advise you on how to evidence your increase should a tenant choose to challenge it.
Landlord Registration (Phase 2)
When the Private Rented Sector database launches, we will manage your registration on your behalf — so you remain compliant without the admin burden.
Tenant Referencing & Insurance
We conduct thorough tenant referencing on every applicant to minimise risk from the outset. We also work with specialist insurers to arrange rent protection cover that pays out during any possession proceedings.
Your Landlord Action Checklist
Tick off each item before 1 May 2026. Not sure how to do any of these? Call Prop Home on 0345 86 86 868 — we'll handle it for you.
- Speak to Prop Home about converting your tenancies to periodic agreements
- Understand your new Section 8 possession grounds — ask Prop Home to walk you through them
- Set up an annual Section 13 rent review process with your letting agent
- Ensure rent in advance on new tenancies is capped at one month
- Review all marketing materials — remove any "No DSS" or "No Children" restrictions
- Arrange rent protection insurance before 1 May 2026
- Understand the new four-month notice requirement for possession
- Have a process in place for responding to pet requests within 28 days
- Speak to Prop Home about a property condition review ahead of Decent Homes
- Prepare for landlord registration when the PRS database launches (Phase 2)
- Make sure all tenancy agreements are in writing and up to date
- Discuss your portfolio with Prop Home to identify any specific risks